Conventional Loan How did you add value to the deal?

You’re spot on, you can potentially use a 3.5% down FHA loan for new financing if income and rents from the other three units are sufficient.

Pro- Hard Money lenders who can only lend to a business will lend to a new LLC, but you will still be personally guaranteeing the loan.  

I really need help refining these ideas into something that is workable, and of course none of this is workable if we can't get a DSCR loan, which she's worried about.Between dealing with the symptoms of the stroke, trying to apply for workers comp and medical retirement, worrying about her sick time running out, and worrying about how she's going to replace her income she really can't deal with this, and I'm pretty stressed too.

I'm just a guy finally posting on BP after years of reading while I built my business but I just wanted to offer your a different angle to look at the problem and say, "how much would it be to buy the shell house and roof it?"

A key component to cash flow will be loan terms..you could consider trying to incorporate a seller concession towards an interest rate buy down or costs to help improve cash on cash returns.

(we are past inspection & appraisal - just waiting on loan to close)- There wont be any photos of updated carpet, kitchen cabinets and countertops- I can't show the property in person considering I dont have the keys to proeprty yet- Would be gathering leads for people of who are intersted in hopes of getting it rented out faster If I post the property now, I could probably have a tenant lined up to move in August 1st.

The intent is torefinance them once I am done with the rehabs and I want to stay clear of theseasoning restrictions often seen on conventional loans.

As well as moving from higher cap ex exposure to lower cap ex exposure.Cash flow may go down but when the other components of the IRR go up ( appreciation, depreciation, and amortization of the loan) your IRR goes to the moon and more than offsets any drop in cash flowJust make sure you stress test and can withstand any drop in cash flow.

The alimony hasn't happened nor is the divorce final.